Freestanding Flex Building with
For Sale
$599,900
3095 Cranberry Hwy, East Wareham, MA
Versatile commercial building combines customer-facing showroom space with offices, a conference room, and warehouse or shop area.
Property Size3,840 SF
Price / SF$156.22
Days on Market143
Property Features for 3095 Cranberry Hwy
General Information
Standard status
Active
Size
3,840 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,937
Amenities
conference room
Building Details
Buildings
1
Listing Agency:
Conway - Wareham
(774) 263-8989
Listed By:
Francis Gropman · License #9506689
(774) 263-8989
Source:
Exprealty
Added: Mar 31
Changed: Aug 20
Last Checked: Aug 20 at 5:24AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Conway - Wareham
Investment Insights
Based on property information with market context.
This freestanding flex property brings together several functional areas within one commercial building. The interior includes a showroom, office space, conference room, and warehouse or shop area, supporting both customer-facing and operational functions under one roof. The property size is listed as 3,840.
Located on Cranberry Hwy in East Wareham, the building is positioned along a corridor reporting a 27,000-plus traffic count. The adjacent building may also be acquired as part of a package, providing an additional purchasing option for an operator seeking both properties.
Located on Cranberry Hwy in East Wareham, the building is positioned along a corridor reporting a 27,000-plus traffic count. The adjacent building may also be acquired as part of a package, providing an additional purchasing option for an operator seeking both properties.
Key Highlights
- Freestanding flex building with showroom, offices, conference room, and warehouse/shop area
- Property size listed as 3840
- Located on Cranberry Hwy in East Wareham, MA
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$47,770
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$955,400
$955.4K
Cap Rate 7%
$682,429
$682.4K
Cap Rate 9%
$530,778
$530.8K
Market Conditions
NOI Build-Up for 3,840 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$61.3K $15.96/SF
− Vacancy
−$5.1K −$1.32/SF
EGI
$56.2K $14.64/SF
− OpEx
−$8.4K −$2.20/SF
NOI
$47.8K $12.44/SF
Area
Plymouth County, MA
Vacancy
8.30%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$955,400
Cap Rate 7%
$682,429
Cap Rate 9%
$530,778
Alternative Uses
Best Use
Office B
$1.15M
$1.00M – $1.34M
NOI $80,317 @ 7.0% cap · market cap 13.39%
Second Best
Flex RnD
$1.02M
$889.2K – $1.19M
NOI $71,136 @ 7.0% cap · market cap 11.86%
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,129 @ 7.0% cap · market cap 26.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building combines customer-facing showroom space with offices, a conference room, and warehouse or shop area.
Where is this flex space located?
The property is located at 3095 Cranberry Hwy East Wareham, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Freestanding flex building with showroom, offices, conference room, and warehouse/shop area; Property size listed as 3840; Located on Cranberry Hwy in East Wareham, MA
